1709 Dan St · Houston, TX 77020

$174,900

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 50 Days on market

Built 2013 3,079 sqft lot $137/sqft · 17% below area Est $210k · 17% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.6/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

This one-of-a-kind metal container home sits just minutes from downtown Houston and offers an affordable alternative to older homes in the area. With two bedrooms and two full baths, it’s an open layout with wood-look flooring throughout, granite countertops, and covered porches in the front and back—perfect for taking in some fresh air. Built in 2013 with energy efficiency in mind, the home features spray foam insulation in the ceilings, batt insulation in the walls, low-E double-pane windows, and 3 mini-split A/C system that keeps the house cool while keeping bills low. There’s a full in-house laundry setup, storage space throughout, and an automatic driveway gate that a

Key facts

• 3,079 sq ft lot
• Parking
• Built 2013

Property features AI

Finance

• Financial info: Full ownership
• HOA & community: Curbs in community

Exterior

• Parking: Driveway; Electric gate
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east; Built in 2013; Pillar/post/pier foundation
• Construction: Aluminum siding; Wood siding; Composition roof; Metal roof
• Exterior features: Covered patio; Deck; Porch; Patio; Fully fenced backyard; Back yard fencing; Subdivision setting; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator; Tankless water heater
• Bedrooms: 2 possible bedrooms; Primary bedroom on first floor (13 x 12); Additional bedroom on first floor (10 x 12)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom on first floor
• Heating & cooling: Central heating (electric, zoned); Central air (electric)
• Interior features: Breakfast bar; Double vanity; Granite counters; Kitchen island; Kitchen/family room combo; Pantry; Tub/shower; Window treatments; Ceiling fans; Programmable thermostat; Low emissivity windows; Window coverings; No fireplaces; 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fleming Middle (math 10% / reading 15%, grade F, #1,616 of 1,662 statewide, top 97%, 384 students, 97% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 337 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.3% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.2

CMA / ARV

• ARV (median comp): $209,693
• List price: $174,900
• Delta: -16.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5001 Farmer St	0.32mi	2/2.0	1,360 (+6%)	2mo	$299,000	$220	74
2004 Worms St	0.42mi	2/2.0	1,344 (+5%)	1mo	$259,000	$193	71
4803 Farmer St	0.24mi	2/1.0	1,200 (-6%)	7mo	$140,000	$117	68
1413 Featherstone St	0.25mi	3/2.5 (+1)	1,344 (+5%)	11mo	$184,000	$137	64
1811 Pannell St Unit C	0.46mi	2/2.0	1,381 (+8%)	7mo	$275,000	$199	60
4703 Nichols St	0.32mi	3/1.0 (+1)	1,248 (-2%)	16mo	$135,000	$108	58
4714 Buck St	0.53mi	3/2.0 (+1)	1,345 (+5%)	7mo	$289,900	$216	56
5214 Hershe St	0.45mi	3/1.0 (+1)	1,207 (-6%)	7mo	$164,000	$136	54
2405 Pannell St	0.67mi	3/1.5 (+1)	1,230 (-4%)	3mo	$99,500	$81	53
4214 Quitman St	0.47mi	3/2.0 (+1)	1,128 (-12%)	0mo	$174,999	$155	53
4705 Coke St	0.64mi	3/2.0 (+1)	1,212 (-5%)	9mo	$245,000	$202	49
1915 Pannell St	0.47mi	3/2.0 (+1)	1,100 (-14%)	14mo	$239,900	$218	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.19×
• Total profit: $107,197
• Equity at exit: $157,564

10-year hold

• IRR: 24.4%
• Equity multiple: 7.42×
• Total profit: $314,450
• Equity at exit: $339,792

Cash invested: $48,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$917
• Tax from tax record: −$399 /mo · $4,790/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $144

Break-even live

Break-even rent $1,843

Max offer price $174,900

Occupancy floor 88%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	0.21mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	0.21mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.44mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.64mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	0.67mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	3d	1	0.67mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.83mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.83mi
2704 Sam Wilson St Unit 1391353P Houston, TX	2.0	2.0	1001	$1,916	$1.91	8d	1	0.94mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	1.03mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	44d	1	1.09mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	1.29mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,320	$1.32	5d	1	1.36mi

Listing history 50 events

1. 2026-06-18
   days on market $174,900 Active 50 DOM
2. 2026-06-17
   days on market $174,900 Active 49 DOM
3. 2026-06-16
   days on market $174,900 Active 48 DOM
4. 2026-06-15
   days on market $174,900 Active 47 DOM
5. 2026-06-13
   days on market $174,900 Active 45 DOM
6. 2026-06-10
   days on market $174,900 Active 41 DOM
7. 2026-06-08
   days on market $174,900 Active 40 DOM
8. 2026-06-07
   days on market $174,900 Active 39 DOM
9. 2026-06-04
   days on market $174,900 Active 36 DOM
10. 2026-06-01
    days on market $174,900 Active 33 DOM
11. 2026-05-31
    days on market $174,900 Active 32 DOM
12. 2026-04-29
    listed $174,900 Active 1005-char remark
13. 2026-04-29
    historical
14. 2025-12-15
    price $179,900
15. 2025-09-26
    listed $189,900 Active
16. 2025-09-04
    listed $189,900 Active
17. 2025-09-04
    historical
18. 2025-09-03
    historical
19. 2025-08-22
    listed $189,900 Active
20. 2025-08-20
    status Pending
21. 2025-08-20
    historical
22. 2025-08-08
    price $189,900
23. 2025-07-02
    price $199,900
24. 2025-06-08
    price $239,900
25. 2025-04-17
    listed $249,900 Active
26. 2025-03-02
    historical
27. 2025-02-09
    listed $179,900 Active
28. 2024-12-24
    historical
29. 2024-10-09
    listed $179,500 Active
30. 2024-10-09
    historical
31. 2024-07-21
    price $199,995
32. 2024-04-24
    price $219,995
33. 2024-04-11
    price $224,995
34. 2024-03-30
    price $229,995
35. 2024-03-24
    price $234,995
36. 2024-03-16
    price $243,999
37. 2024-03-07
    listed $249,000 Active
38. 2024-02-15
    historical
39. 2024-02-14
    status Active
40. 2024-02-08
    status Option Pending
41. 2023-12-28
    price $232,400
42. 2023-12-20
    price $242,400
43. 2023-12-04
    listed $244,900 Active
44. 2023-12-04
    historical
45. 2023-11-25
    price $244,900
46. 2023-11-16
    price $249,900
47. 2023-10-16
    price $254,900
48. 2023-09-08
    listed $264,900 Active
49. 2023-09-08
    historical
50. 2023-08-12
    price $264,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,790 · $399/mo
• Projected year-2 tax: $4,790 · $399/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,292
• − Mortgage interest: −$9,797
• − Property taxes: −$4,790
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$5,088
• Taxable loss: −$942
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,948/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 1%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+206.8% since first listed

73 events — show timeline

• 2026-04-29 Listing Removed — HARMLS
• 2026-04-29 Listed $174,900 HARMLS
• 2025-12-15 Price Changed $179,900 HARMLS
• 2025-09-26 Listed $189,900 HARMLS
• 2025-09-04 Listing Removed — HARMLS
• 2025-09-04 Listed $189,900 HARMLS
• 2025-09-03 Listing Removed — HARMLS
• 2025-08-22 Listed $189,900 HARMLS
• 2025-08-20 Pending — HARMLS
• 2025-08-20 Listing Removed — HARMLS
• 2025-08-08 Price Changed $189,900 HARMLS
• 2025-07-02 Price Changed $199,900 HARMLS
• 2025-06-08 Price Changed $239,900 HARMLS
• 2025-04-17 Listed $249,900 HARMLS
• 2025-03-02 Listing Removed — HARMLS
• 2025-02-09 Listed $179,900 HARMLS
• 2024-12-24 Listing Removed — HARMLS
• 2024-10-09 Listing Removed — HARMLS
• 2024-10-09 Listed $179,500 HARMLS
• 2024-07-21 Price Changed $199,995 HARMLS
• 2024-04-24 Price Changed $219,995 HARMLS
• 2024-04-11 Price Changed $224,995 HARMLS
• 2024-03-30 Price Changed $229,995 HARMLS
• 2024-03-24 Price Changed $234,995 HARMLS
• 2024-03-16 Price Changed $243,999 HARMLS
• 2024-03-07 Listed $249,000 HARMLS
• 2024-02-15 Listing Removed — HARMLS
• 2024-02-14 Relisted — HARMLS
• 2024-02-08 Pending — HARMLS
• 2023-12-28 Price Changed $232,400 HARMLS
• 2023-12-20 Price Changed $242,400 HARMLS
• 2023-12-04 Listing Removed — HARMLS
• 2023-12-04 Listed $244,900 HARMLS
• 2023-11-25 Price Changed $244,900 HARMLS
• 2023-11-16 Price Changed $249,900 HARMLS
• 2023-10-16 Price Changed $254,900 HARMLS
• 2023-09-08 Listing Removed — HARMLS
• 2023-09-08 Listed $264,900 HARMLS
• 2023-08-12 Price Changed $264,900 HARMLS
• 2023-08-05 Price Changed $269,900 HARMLS
• 2023-07-27 Price Changed $274,900 HARMLS
• 2023-06-29 Listing Removed — HARMLS
• 2023-06-29 Listed $295,000 HARMLS
• 2023-05-25 Price Changed $295,000 HARMLS
• 2023-04-20 Listing Removed — HARMLS
• 2023-04-20 Listed $279,900 HARMLS
• 2023-03-14 Price Changed $280,000 HARMLS
• 2023-03-08 Price Changed $285,000 HARMLS
• 2022-12-09 Listed $290,000 HARMLS
• 2017-05-09 Sold (Public Records) — Public Records
• 2017-05-08 Sold (MLS) — HARMLS
• 2017-05-02 Pending — HARMLS
• 2017-04-19 Pending — HARMLS
• 2017-04-10 Price Changed $139,000 HARMLS
• 2017-04-10 Relisted — HARMLS
• 2017-04-06 Listing Removed — HARMLS
• 2017-02-23 Relisted — HARMLS
• 2017-02-21 Pending — HARMLS
• 2017-02-14 Pending — HARMLS
• 2016-12-25 Relisted — HARMLS
• 2016-12-21 Pending — HARMLS
• 2016-12-20 Pending — HARMLS
• 2016-10-06 Price Changed $174,995 HARMLS
• 2016-06-22 Listed $189,995 HARMLS
• 2012-11-05 Sold (Public Records) — Public Records
• 2012-11-02 Sold (MLS) — HARMLS
• 2012-10-16 Listing Removed — HARMLS
• 2012-05-22 Listed $9,000 HARMLS
• 2010-12-24 Listing Removed — HARMLS
• 2008-12-23 Listed $19,000 HARMLS
• 2005-06-06 Listing Removed — HARMLS
• 2004-10-28 Listed $57,000 HARMLS
• 1995-06-05 Sold (Public Records) — Public Records

Property tax history

+17.1%/yr

Latest (2025): $4,790 · -12.6% YoY. Source: county tax records.